307 Pacific St · McKeesport, PA 15132

$45,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 114 Days on market

Built 1963 1,598 sqft lot $47/sqft · 42% below area Est $78k · 42% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming two-story home is for a first-time homebuyer or an investor seeking a great home with potential. This 2-bedroom; 1-bath home is in an ideal location with access to bus line.

Key facts

• 1,598 sq ft lot
• 3 parking spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 10.3% in McKeesport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,089 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D, crime F.
• Mckeesport Area SD (suburban): math 11% / reading 28% proficiency, ranked #499 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 113 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 35% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $45k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.31% ✓
• Cap rate: 19.46%
• Cash-on-cash: 47.02%
• DSCR: 3.09
• GRM: 3.6

CMA / ARV

• ARV (median comp): $77,751
• List price: $45,000
• Delta: -42.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Pacific St	0.11mi	2/1.0	1,024 (+7%)	1mo	$24,000	$23	83
502 Archer St	0.24mi	2/1.0	1,024 (+7%)	5mo	$53,000	$52	74
418 Arctic St	0.15mi	3/1.0 (+1)	1,032 (+8%)	7mo	$90,000	$87	70
1375 Washington Blvd	0.73mi	2/1.0	945 (-2%)	2mo	$93,500	$99	61
505 Manning Ave	0.30mi	2/2.0	1,072 (+12%)	3mo	$168,000	$157	60
1008 Upston St	0.58mi	2/1.0	888 (-8%)	10mo	$42,000	$47	52
2234 Vermont Ave	0.72mi	3/1.5 (+1)	1,027 (+7%)	0mo	$137,000	$133	47
11 Raymond St	0.64mi	3/1.0 (+1)	920 (-4%)	23mo	$67,250	$73	39
207 Dersam St	0.75mi	3/1.0 (+1)	875 (-9%)	14mo	$80,000	$91	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.64×
• Total profit: $20,676
• Equity at exit: $6,710

10-year hold

• IRR: 44.9%
• Equity multiple: 5.30×
• Total profit: $54,181
• Equity at exit: $3,891

Cash invested: $12,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15132

• Home prices YoY: -32.9%
• Active inventory: 113
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$236
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $438

Break-even live

Break-even rent $483

Max offer price $45,000

Occupancy floor 53%

Sensitivity live

Price	-10% $464	-5% $451	+0% $438	+5% $425	+10% $413
Rent	-10% $356	-5% $397	+0% $438	+5% $479	+10% $520
Rate	-1.0pp $461	-0.5pp $450	base $438	+0.5pp $427	+1.0pp $415

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	13d	3	0.83mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	44d	1	0.83mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	15d	1	0.83mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	44d	1	0.99mi
3101 Homestead Duquesne Rd West Mifflin, PA	2.0	1.0	924	$900	$0.97	44d	1	1.06mi
308 Marie St Glassport, PA	2.0	1.0	850	$925	$1.09	18d	1	1.09mi
1744 Highland Ave West Mifflin, PA	2.0	1.0	1100	$1,549	$1.41	4d	1	1.17mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	44d	1	1.19mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	15d	1	1.40mi

Listing history 16 events

1. 2026-06-18
   days on market $45,000 Active 114 DOM
2. 2026-06-17
   days on market $45,000 Active 113 DOM
3. 2026-06-16
   days on market $45,000 Active 112 DOM
4. 2026-06-15
   days on market $45,000 Active 111 DOM
5. 2026-06-13
   days on market $45,000 Active 109 DOM
6. 2026-06-13
   pricedays on market $45,000 Active 108 DOM
7. 2026-06-09
   days on market $55,000 Active 105 DOM
8. 2026-06-08
   days on market $55,000 Active 104 DOM
9. 2026-06-07
   days on market $55,000 Active 103 DOM
10. 2026-06-03
    days on market $55,000 Active 99 DOM
11. 2026-06-02
    days on market $55,000 Active 98 DOM
12. 2026-06-01
    days on market $55,000 Active 97 DOM
13. 2026-05-31
    days on market $55,000 Active 96 DOM
14. 2026-04-20
    price $55,000 187-char remark

    Show marketing remark (187 chars)

    This charming two-story home is for a first-time homebuyer or an investor seeking a great home with potential. This 2-bedroom; 1-bath home is in an ideal location with access to bus line.

15. 2026-02-22
    listed $60,000 Active 187-char remark

    Show marketing remark (187 chars)

    This charming two-story home is for a first-time homebuyer or an investor seeking a great home with potential. This 2-bedroom; 1-bath home is in an ideal location with access to bus line.

16. 2004-06-29
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $852 · $71/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,448
• − Mortgage interest: −$2,521
• − Property taxes: −$852
• − Insurance: −$891
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$1,309
• Taxable income: $4,883
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $4,087/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mckeesport Area SD
• NCES district ID: 4214940
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,779
• Composite: 15.88/100
• National rank: #9257
• State rank: #499 of 539 in PA

Livability — McKeesport

• Score: 66/100
• State rank: #1089
• US rank: #12321

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKeesport, PA
• County: Allegheny County · 1,022,028 people
• City population: 25,010
• Metro: Pittsburgh, PA
• Population (ZIP): 18,898
• Household income: $35,397
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1239.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Black 35% Two or more races 10% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 5% Serbian 2% Scotch-Irish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.01%
• Current HPI: 145.195
• Rent YoY: —
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+266.7% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $55,000 West Penn MLS
• 2026-02-22 Listed $60,000 West Penn MLS
• 2004-06-29 Sold (Public Records) $15,000 Public Records

Property tax history

+6.2%/yr

Latest (2026): $852 · +0.0% YoY. Source: county tax records.